Tudor Bed and
New
For Sale
$599,000
505 E Linden Avenue, Miamisburg, OH 45342
Historic hospitality property with seven bedrooms, period detailing, enclosed patios, and a detached garage.
Property Size4,665 SF
Days on Market4
Property Features for 505 E Linden Avenue
General Information
Standard status
Active
Size
4,665 SF
Property subtype
Hospitality
Zoning
residential
Building Details
Building Size
4,665 SF
Year Built
1928
Listing Agency:
(937) 360-9952
Listed By:
Patrick Williams · License #2020005690
(937) 360-9952
Source:
Cbcworldwide
Added: Aug 21
Changed: Aug 22
Last Checked: Aug 24 at 3:50AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Patrick Williams
Investment Insights
Based on property information with market context.
Built in 1928, this Tudor-style bed and breakfast combines historic architectural character with an established hospitality layout. The property contains more than 4,600 square feet of maintained living space, including a formal dining room, living room, eat-in kitchen, private study, two enclosed patios, seven bedrooms, and three full bathrooms. A partially finished basement adds a pub-style bar, another full bathroom, utility areas, and storage. Original features include Rookwood tile, carved wood details, leaded and stained glass, antique light fixtures, white oak floors, Italian marble at the entry, four decorative fireplaces, and a grand staircase. The fireplaces are offered as-is.
The fully fenced .47-acre grounds include a two-car detached garage with attic storage. The slate roof has received regular maintenance from Durable Slate Company. Located at 505 E Linden Avenue in Miamisburg, the property is two doors from the library, near a riverside playground, and within a 10-minute walk of downtown, where the Plaza Theatre, boutiques, restaurants, live music, community events, and Great Miami River bike trails are located.
The fully fenced .47-acre grounds include a two-car detached garage with attic storage. The slate roof has received regular maintenance from Durable Slate Company. Located at 505 E Linden Avenue in Miamisburg, the property is two doors from the library, near a riverside playground, and within a 10-minute walk of downtown, where the Plaza Theatre, boutiques, restaurants, live music, community events, and Great Miami River bike trails are located.
Key Highlights
- More than 4,600 square feet with seven bedrooms and three full bathrooms
- 1928 Tudor property featuring Rookwood tile, stained glass, carved woodwork, and white oak floors
- Partially finished basement with pub‑style bar, full bathroom, utilities, and storage
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$31,066
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.19%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$621,320
$621.3K
Cap Rate 7%
$443,800
$443.8K
Cap Rate 9%
$345,178
$345.2K
Market Conditions
NOI Build-Up for 4,665 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$80.1K $17.16/SF
− Vacancy
−$14.6K −$3.14/SF
EGI
$65.4K $14.02/SF
− OpEx
−$34.3K −$7.36/SF
NOI
$31.1K $6.66/SF
Area
Montgomery County, OH
Vacancy
18.30%
Lease Rate
$17.16 /SF/Yr
Expense Ratio
52.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$621,320
Cap Rate 7%
$443,800
Cap Rate 9%
$345,178
Alternative Uses
Best Use
Hotel Hospitality
$443.8K
$388.3K – $517.8K
NOI $31,066 @ 7.0% cap · market cap 5.19%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$44.12M
$38.61M – $51.48M
NOI $3,088,543 @ 7.0% cap · market cap 515.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
538
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 45342, OH
37,508
Population
15,818
Households
2.4
Avg Household Size
39
Median Age
33%
College-Educated
94%
High-School Grad
34.3 sq mi
ZIP Area
1,094
Density / Sq Mi
$83,936
Median Household Income
$48,533
Median Earnings
$1,247
Median Rent
$206,800
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- Buttonwood Inn — 505 E Linden Ave, Miamisburg, OH 45342
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Historic hospitality property with seven bedrooms, period detailing, enclosed patios, and a detached garage.
Where is this bed & breakfast located?
The property is located at 505 E Linden Avenue Miamisburg, OH.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: More than 4,600 square feet with seven bedrooms and three full bathrooms; 1928 Tudor property featuring Rookwood tile, stained glass, carved woodwork, and white oak floors; Partially finished basement with pub‑style bar, full bathroom, utilities, and storage
